Clovis, NM Cap Rate 7.29%
Clovis is one of the most affordable markets in the country in the West with a small but investable metro of 50,000. At a 7.29% estimated cap rate, this is a high-yield market where rents of $1,250/mo lag behind home prices. With a median home price of $160,000 and steady population growth supports long-term rental demand, Clovis stands out as a market worth serious analysis for rental investors.
Market data powered by Zillow Home Value Index (ZHVI) and Zillow Observed Rent Index (ZORI) · Updated Feb 2026
Market Data
2026 Market Update: Clovis
Clovis's 0.8% rent-to-price ratio is well below the 1% rule. At median prices of $160,000, the $1,250/mo rent produces only $972/mo in NOI. Investors here need to target below-median properties or pursue value-add strategies to make the numbers work.
On a conventional loan with 20% down ($32K) at 7%, estimated monthly cash flow is $121 — a thin 4.5% cash-on-cash return. Investors should negotiate below asking price or target properties with above-median rents to build a meaningful cash flow buffer.
The 10.7x gross rent multiplier and 5.5% vacancy rate position Clovis as a value-oriented market. With annual appreciation at 2.7%, total returns (cash flow + equity growth) run approximately 10.0% before financing leverage.
Deal Modeling & Scenarios for Clovis
All figures below are computed from Clovis's real market medians. Use them as a baseline; override with property-specific numbers in the calculators.
Property Tax Bill in Real Dollars
At 0.77% effective rate on the $160,000 median price, the annual tax bill is $1,232 — that's below national average (-27% vs the national average of ~1.06%). Verify the actual assessed value before purchase; sale-triggered reassessments can push the bill higher than the seller's current statement.
5-Year Cap Rate Trajectory
If Clovis continues appreciating at 2.7%/yr while rents grow at a conservative 3%/yr, cap rate holds roughly steady as price growth outpaces rent. Year-by-year projection at the median:
| Year | Est. Price | Est. Rent/Mo | Cap Rate |
|---|---|---|---|
| Today | $160K | $1,250 | 7.3% |
| Year 1 | $164K | $1,288 | 7.3% |
| Year 2 | $169K | $1,326 | 7.3% |
| Year 3 | $173K | $1,366 | 7.4% |
| Year 4 | $178K | $1,407 | 7.4% |
| Year 5 | $183K | $1,449 | 7.4% |
Three Financing Scenarios
Same median-priced Clovis property — different capital structures. All-cash maximizes cap rate. Leverage trades cash flow for higher cash-on-cash return when the spread between cap rate and borrowing cost is positive.
| Scenario | Cash Invested | Monthly Cash Flow | Annual CF | Cash-on-Cash |
|---|---|---|---|---|
| All cash | $160K | $972 | $11,663 | 7.3% |
| 20% down conventional @ 7% | $37K | $121 | $1,449 | 3.9% |
| 25% down DSCR @ 8.5% | $46K | $49 | $589 | 1.3% |
Three Price Tiers: Below, At, and Above the Median
Properties don't always trade at the median. Lower-priced units typically offer higher cap rates but harder operations; higher-priced properties tend to compress cap rates while attracting better tenants. All-cash assumptions below:
| Tier | Price | Rent/Mo | NOI/Yr | Cap Rate | Monthly CF |
|---|---|---|---|---|---|
| Below median (~75% price) | $120K | $1,063 | $8,609 | 7.2% | $717 |
| At median | $160K | $1,250 | $9,903 | 6.2% | $825 |
| Above median (~125% price) | $200K | $1,438 | $11,206 | 5.6% | $934 |
Total Return Over a 5-Year Hold
Cap rate is just one piece. Real estate returns come from four sources: cash flow, appreciation, principal paydown, and tax benefits. Assuming 20% down conventional financing at 7% and a 5-year hold at Clovis's historical appreciation rate of 2.7%:
On a $32K down payment, that's a 123.9% total ROI over 5 years (not annualized). Tax benefits from depreciation are additional and depend on your personal tax bracket.
Risk Flags Specific to Clovis
Automated checks against the underlying data — surface only the risks that actually apply to Clovis, not generic boilerplate:
Cap Rate Calculator — Clovis
Pre-filled with Clovis medians. Adjust to match a specific property.
Cash-on-Cash Return — Clovis
Factor in financing to see your actual return on invested capital in Clovis.
Is Clovis a Good Place to Invest in Rental Property?
Clovis, NM has a population of 50,000 and has been growing at 0.8% annually — roughly in line with national trends, meaning demand is stable but not exceptional. The median home price of $160,000 paired with median rents of $1,250/mo produces an estimated cap rate of 7.29%.
Property taxes at 0.77% are well below the national average of ~1.1%, providing a meaningful cash flow advantage many investors overlook. The vacancy rate of 5.5% is moderate and within normal parameters for a healthy rental market.
At a price-to-income ratio of 3.1x, homes cost about 3.1 times the local median income of $51,750. This relatively affordable ratio suggests a deep pool of renters who find buying out of reach, supporting rental demand. Home values have appreciated at roughly 2.7% annually. Steady appreciation means total returns will be primarily cash flow-driven — the more sustainable model for long-term wealth building.
Bottom line: Clovis offers attractive fundamentals for rental investors. low taxes, and cap rates above 6% put it in the upper tier of investable markets.